82/82a, Selwyn Crescent, Welling, Kent

Description

Freehold two storey house currently arranged as two self contained maisonettes. Planning permission for conversion of existing flats into 2 X 2 bedroom maisonettes and the addition of a new one bedroom house. Full vacant possession.

Accommodation

Existing accommodation: currently arranged as two one bedroom maisonettes. Proposed ground floor flat: two bedrooms, reception room open to kitchen, bathroom/WC, further WC, and garden area. Proposed first floor flat: two bedrooms, reception room open to kitchen, bathroom/WC, and garden area. New one bedroom house: first floor bedroom and bathroom/WC; ground floor reception room open to kitchen, utility room and WC, with garden area.

Location

The property is situated on Selwyn Crescent, accessed off the east side of Danson Crescent. Public transport links include Welling Rail Station and local bus services. Road communications include the A2, providing access to the M25 to the east. Shops, cafes and restaurants are available on Welling High Street.

Tenure / Property Information

Investment Analysis

The £375,000 guide is the only supplied price evidence. No completed sales, GDV evidence, rental comparables, refurbishment budget or formal valuation has been provided, so market value and development profit cannot be reliably quantified. The property is vacant and has stated planning permission for conversion into two two-bedroom maisonettes plus a new one-bedroom house. A £1,800 inclusive-of-VAT contract documentation fee is payable by the buyer; other seller fees may apply under the special conditions.

Investment Snapshot

Strategy Recommendation

Treat as a conditional development opportunity only. Obtain and review the complete planning permission, drawings and conditions, confirm lawful implementation, obtain a measured build/conversion quotation and independent end-value evidence, then bid only if the residual appraisal supports the purchase price and all fees.

Works Required

Implement and verify the stated planning scheme: convert the existing arrangement into two two-bedroom maisonettes, construct the proposed one-bedroom house, provide the specified kitchens, bathrooms/WCs, utility area and garden areas, and address the planning references to refuse storage and parking. No condition-based works allowance can be estimated from the evidence.

Rental & Market Context

Potential BRRR Position

A BRRR appraisal is not supportable without a verified GDV, detailed build/conversion budget, finance assumptions and supported rents. The £375,000 guide plus the known £1,800 documentation fee excludes unknown works, professional costs, finance, taxes and any seller fees.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The proposed end configuration may comprise three units, but achievable rents, compliance costs and operating costs are unknown.

Flip Analysis

A flip/development appraisal cannot be quantified because there are no comparable sales, supported GDV, works budget or selling-cost allowance. Planning implementation, parking/refuse requirements and the cost of creating the proposed three-unit arrangement require verification before bidding.

Investor Risks & Due Diligence

• No completed sales evidence or supported GDV is provided.

• No rental evidence is available, so BTL yield and refinance income coverage cannot be assessed.

• No refurbishment or conversion cost estimate is supplied.

• Planning drawings, conditions, implementation requirements and the status of the permission have not been provided for review.

• Parking and refuse storage requirements are referenced but not confirmed in the supplied evidence.

• EPC and heating details are to be advised.

• Additional seller fees may be payable under the special conditions of sale.

Recommendation

Treat as a conditional development opportunity only. Obtain and review the complete planning permission, drawings and conditions, confirm lawful implementation, obtain a measured build/conversion quotation and independent end-value evidence, then bid only if the residual appraisal supports the purchase price and all fees.

Strategy Rating

Analysis Confidence

The guide price, tenure, vacancy, existing arrangement and stated planning proposal are supplied, but there are no sales comparables, rental evidence, GDV, works costs, EPC, heating details or complete fee schedule.